From my experience (23 years), I will tell you that attorneys can be fed one of two ways. 1) appetizers or 2) five course meals.People see items such as operating agreements, contracts, etc, as a check the box kind of thing- "my bank requires an operating agreement so I will use my favorite attorney, Google, to obtain one".  

There was old food, and abandoned furniture.  

It is free other than buying your food. 

What are you TOTAL monthly expenses including gas, food, gifts, movies, mortgage, dinners out etc?

Talk with a CPA but if this is your property, then I have no doubt you will qualify as a RE ProIn regards to Cost Segregation, this applies to your "non structural" items like carpets, appliances, floors, hardware packages, etc.

@Ryan VanDuyne the important item for a FHA loan is your intent to occupy the home as your primary residence.

They have good food and damn good carrot cake.

Just food for thought. 

@David Thompson great article, though i do have a few comments in regards to some of your items:3) When will I get my original investment back and what is the holding period?

Aside from beer and food, I your expenses should be pretty minimal at UPT.